Indicate by check mark whether the issuer (1) has filed all reports required to be filed by Section
13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant
was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.

Yes
[X] No [ ]

Indicate by check mark whether
the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Date File required
to be submitted and posted pursuant to Rule 405 of Regulation S-T (Section 232.405 of this chapter) during the preceding 12 months
(or for such shorter period that the registrant was required to submit and post such files).

Yes
[X] No [ ]

Indicate by check mark whether
the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company.

Indicate by check mark whether
the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes [ ] No [X]

The issuer is a limited
partnership. All 24,000 limited partnership units originally sold for $500.00 per unit. There is no trading market for the limited
partnership units.

Certain statements contained
in this discussion or elsewhere in this report may be deemed “forward-looking statements” within the meaning of the
Private Securities Litigation Reform Act of 1995 and Section 27A of the Securities Act of 1933 and Section 21E of the
Securities Exchange Act of 1934. Words and phrases such as “expects”, “anticipates”, “intends”,
“plans”, “believes”, “seeks”, “estimates”, “designed to achieve”, variations
of such words and similar expressions are intended to identify such forward-looking statements, which generally are not historical
in nature. All statements that address operating performance, events or developments that we expect or anticipate will occur in
the future – including statements relating to rent and occupancy growth, general conditions in the geographic areas
where we operate – are forward-looking statements. These statements are not guarantees of future performance and involve
certain risks, uncertainties and assumptions that are difficult to predict.

Although
we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance
that our expectations will be attained and therefore, actual outcomes and results may differ materially from what is expressed
or forecasted in such forward-looking statements. Many of the factors that may affect outcomes and results are beyond our ability
to control.

Registrant, DSI Realty Income
Fund VIII (the "Partnership") is a publicly-held limited partnership organized under the California Uniform Limited Partnership
Act pursuant to a Certificate and Agreement of Limited Partnership (hereinafter referred to as "Agreement") dated November
28, 1983 and restated April 23, 1984. The General Partners are DSI Properties, Inc., a California corporation, and RJC Capital
Management, LLC and JWC Capital Management, LLC.

DSI Properties, Inc. is an affiliate of Diversified Securities, Inc., a wholly-owned subsidiary of DSI Financial, Inc. The General
Partners provide similar services to other partnerships. Through its public offering of Limited Partnership Units, Registrant sold
twenty-four thousand (24,000) units of limited partnership interests aggregating Twelve Million Dollars ($12,000,000). The General
Partners have retained a one percent (1%) interest in all profits, losses and distributions (subject to certain conditions) without
making any capital contribution to the Partnership. The General Partners are not required to make any capital contributions to
the Partnership in the future.

The Partnership has acquired
mini-storage facilities located in Stockton, El Centro, Huntington Beach, and Lompoc, California. The Partnership has also entered
into a joint venture with DSI Realty Income Fund IX, through which the Partnership has a 30% interest in a mini-storage facility
in Aurora, Colorado (Under the terms of the joint venture agreement, the Partnership is entitled to 30% of the profits and losses
of the venture and owns 30% of the mini-storage facility as a tenant in common with DSI Realty Income Fund IX, which has the remaining
70% interest in the venture. The Partnership accounts for its investment in the real estate joint venture under the equity method
of accounting). All facilities were acquired from Dahn Corporation ("Dahn"). Dahn is not affiliated with the Partnership.
Dahn is affiliated with other partnerships in which DSI Properties, Inc. is a general partner.

The accompanying unaudited interim financial statements have been prepared by the Partnership's management in accordance with accounting
principles generally accepted in the United States of America ("GAAP") and in conjunction with the rules and regulations
of the Securities and Exchange Commission ("SEC"). Certain information and footnote disclosures required for annual financial
statements have been condensed or excluded pursuant to SEC rules and regulations. Accordingly, the unaudited interim financial
statements do not include all of the information and footnotes required by GAAP for complete financial statements. In the opinion
of management, the accompanying unaudited interim financial statements reflect all adjustments of a normal and recurring nature
which are considered necessary for a fair presentation of the results for the interim periods presented. However, the results of
operations for the interim periods are not necessarily indicative of the results that may be expected for the year ending December
31, 2014. These unaudited interim financial statements should be read in conjunction with the audited financial statements and
notes thereto included in the Partnership's annual Report on Form 10-K for the year ended December 31, 2013.

Significant Accounting Policies

The Partnership has adopted
Accounting Standards Update 2011-05, Comprehensive Income (Topic 220): Presentation of Comprehensive
Income. For the nine months ended March 31, 2014 and 2013 comprehensive income equaled net income, as the Partnership had no other
comprehensive income. As of March 31, 2014 and December 31, 2013, accumulated other comprehensive income was $0.

ASC 825-10 (formerly SFAS
107, “Disclosures about Fair Value of Financial Instruments”) defines financial instruments and requires disclosure
of the fair value of financial instruments held by the Partnership. The Partnership considers the carrying amount of cash, accounts
receivable, other receivables, accounts payable and accrued liabilities, to approximate their fair values because of the short
period of time between the origination of such instruments and their expected realization.

Recent Accounting Pronouncements

In April 2013, the Financial Accounting Standards
Board (“FASB”) issued Accounting Standards Update (“ASU”) 2013-07 Presentation of Financial Statements
(Topic 205): Liquidation Basis of Accounting, in order to clarify when an entity should apply the liquidation basis of accounting.
In addition, the guidance provides principles for the recognition and measurement of assets and liabilities and requirements for
financial statements prepared using the liquidation basis of accounting. The amendments are effective for entities that determine
liquidation is imminent during annual reporting periods beginning after December 15, 2013, and interim reporting periods therein.
The Partnership does not expect the adoption of the standard update to have a material impact on its financial position or results
of operations.

In February 2013, the FASB
issued ASU 2013-04 Liabilities (Topic 405): Obligations Resulting from Joint and Several Liability Arrangements for Which the Total
Amount of the Obligation Is Fixed at the Reporting Date, in order to provide guidance for the recognition, measurement, and disclosure
of obligations resulting from joint and several liability arrangements for which the total amount of the obligation within the
scope of this guidance is fixed at the reporting date, except for obligations addressed within existing guidance in U.S. generally
accepted accounting principles (GAAP). The amendments in this Update are effective for fiscal years, and interim periods within
those years, beginning after December 15, 2013. The Partnership does not expect the adoption of the standard update to have a material
impact on its financial position or results of operations.

2. PROPERTY

Properties owned by the
Partnership are all mini-storage facilities. Depreciation is calculated using the straight-line method over the estimated useful
life of 20 years. Property under capital leases is amortized over the lives of the respective leases. The total cost of property
and accumulated depreciation at March 31, 2014 and December 31, 2013 were as follows:

March 31, 2014

December 31, 2013

Land

$ 1,969,877

$ 1,969,877

Buildings and improvements

6,151,372

6,151,372

Rental trucks under capital leases

70,047

70,047

Total

8,191,296

8,191,296

Less accumulated depreciation

(6,192,472)

(6,189,257)

Property, net

$ 1,998,824

$ 2,002,039

3. NET INCOME PER
LIMITED PARTNERSHIP UNIT

Net income per limited partnership
unit is calculated by dividing the net income allocated to the limited partners by the number of limited partnership units outstanding
during the period.

4. ALLOCATION OF
PROFITS AND LOSSES AND GENERAL PARTNERS' INCENTIVE MANAGEMENT FEE

Under the Agreement of Limited
Partnership, the general partners are to be allocated 1% of the net profits or losses from operations, and the limited partners
are to be allocated the balance of the net profits or losses from operations in proportion to their limited partnership interests.
The general partners are also entitled to receive a percentage, based on a predetermined formula, of any cash distribution from
the sale, other disposition, or refinancing of the project.

In addition, the general
partners are entitled to receive an incentive management fee for supervising the operations of the Partnership. The fee is to be
paid in an amount equal to 9% per annum of the cash available for distribution on a cumulative basis, calculated as cash generated
from operations less capital expenditures.

5. RELATED-PARTY
TRANSACTIONS

The Partnership has entered
into a management agreement with Dahn to operate its mini-storage facilities. The management agreement provides for a management
fee equal to 5% of gross revenue from operations, which is defined as the entire amount of all receipts from the renting or leasing
of storage compartments and sale of locks. The management agreement is renewable annually. Dahn earned management fees equal to
$24,740 and $23,026 for the three month periods ended March 31, 2014 and 2013, respectively. Amounts payable to Dahn at March
31, 2014 and December 31, 2013 were $8,169 and $6,865, respectively.

Beginning in July 2011,
the General Partner, DSI Properties, Inc. performs all tax related work with respect to the Partnership. These services are paid
monthly in the amount of $3,685. Tax fees paid to DSI Properties, Inc. for the three month period
ended March 31, 2014 and 2013 were $11,055.

6. SUBSEQUENT EVENTS

As part of our ongoing due-diligence process as General Partners,
you are being advised that the various DSI Limited Partnerships in which you may be an investor (the “Partnerships”)
are in the process of obtaining an open market valuation of their self storage properties portfolio (the “Properties”).
In this regard, The Partnerships have retained Bancap Self Storage Group, Inc. (“Bancap”) as their valuation consultant.
Bancap is an industry leader in self storage property sales and marketing, and is uniquely positioned to obtain the best indication
of potential market value.

Once the analysis has been completed, your General Partners will
inform you as to the strategic options that may be available so that any recommendation can be presented to Limited Partners of
the respective Partnerships.

ITEM 2. Management’s Discussion and Analysis of Financial
Condition and Results of Operations

Critical Accounting Policies

Revenue recognition - Revenue
is recognized using the accrual method based on contractual amounts provided for in the lease agreements, which approximates recognition
on a straight-line basis. The term of the lease agreements is usually less than one year.

RESULTS OF OPERATIONS

2014 COMPARED TO 2013

For the three-month periods ended March 31, 2014 and 2013,
revenues increased 7.4% to $492,215 from $458,504 and total expenses increased 20.2% to $346,840 from $288,595 resulting in an
decrease in net income of 8.6% to $174,283 from $190,596. Rental revenues increased primarily as a result of higher unit rental
rates.Occupancy levels for the Partnership's mini-storage facilities averaged 77.7%for the three-month period ended March 31, 2014, compared to 67.8% for the same period in 2013. Operating expenses increased
$46,212 or 27.5% primarily due to increases in repairs and maintenance and salaries and wages expenses. General and administrative
expenses increased $7,839 or 10.0% primarily as a result of an increase in legal and professional expenses.

The General Partners plan to continue their policy of funding the
continuing improvement and maintenance of Partnership properties with cash generated from operations. In addition, the Partnership
is continuing its marketing efforts to attract and keep new tenants in its various mini-storage facilities.

ITEM 3. Quantitative
and Qualitative Disclosures about Market Risk

Not required.

ITEM 4. Controls and
Procedures

Evaluation of Disclosure
Controls and Procedures

The Partnership’s
management, with the participation of the principal executive officer and principal financial officer of DSI Properties, Inc.,
its General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial officer,
respectively, has evaluated the effectiveness of the Partnership’s disclosure controls and procedures (as defined in Rules
13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)) as of the
end of the period covered by this report. Based on such evaluation, the principal executive officer and principal financial officer
of the General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial officer,
respectively, concluded that, as of the end of such period, the Partnership’s disclosure controls and procedures were effective.

Changes in Internal Control
over Financial Reporting.

There have been no significant
changes in the Partnership’s internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under
the Exchange Act) during the reporting period that have materially affected, or are reasonably likely to materially affect, the
Partnership’s internal control over financial reporting.

*Pursuant to Rule 406T of
Regulation S-T, the Interactive Data Files on Exhibit 101 hereto are deemed not filed or part of a registration statement
or prospectus for purposes of Sections 11 or 12 of the Securities Act of 1933, as amended, are deemed not filed for purposes of
Section 18 of the Securities Exchange Act of 1934, as amended, and otherwise are not subject to liability under those sections.

SIGNATURES

Pursuant to the requirements
of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned,
thereunto duly authorized.

1. I have reviewed this Quarterly Report on Form 10-Q of DSI Realty Income Fund VIII;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact
necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with
respect to the period covered by this report.

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in
all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods
presented in this report.

4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures
(as defined in Exchange Act Rules 13a-15e and 15d-15e) and internal control over financial reporting (as defined in Exchange Act
Rules 13a-15(f) and 15d-15(f)), for the registrant and have:

a) designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our
supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known
to us by others within those entities, particularly during the period in which this report is being prepared;

b) designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed
under my supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial
statements for external purposes in accordance with generally accepted accounting principles;

c) evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report
our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this
report based on such evaluation; and

d) disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's
most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected,
or is reasonably likely to materially affect, the registrant's internal control over financial reporting.

5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over
financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing
the equivalent functions):

a) all significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting
which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information;
and

b) any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's
internal control over financial reporting.

/s/ ROBERT J. CONWAY

Robert J. Conway
President of DSI Properties, Inc.,
General Partner (chief executive officer)
May 15, 2014

EXHIBIT 31.2Rule 13a-14(a)/15d-14(a) Certification

I, Richard P. Conway, certify
that:

1. I have reviewed this Quarterly Report on Form 10-Q of DSI Realty Income Fund VIII;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact
necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with
respect to the period covered by this report.

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in
all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods
presented in this report.

4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures
(as defined in Exchange Act Rules 13a-15e and 15d-15e) and internal control over financial reporting (as defined in Exchange Act
Rules 13a-15(f) and 15d-15(f)), for the registrant and have:

a) designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our
supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known
to us by others within those entities, particularly during the period in which this report is being prepared;

b) designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed
under my supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial
statements for external purposes in accordance with generally accepted accounting principles;

c) evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report
our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this
report based on such evaluation; and

d) disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's
most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected,
or is reasonably likely to materially affect, the registrant's internal control over financial reporting.

5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over
financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing
the equivalent functions):

a) all significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting
which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information;
and

b) any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's
internal control over financial reporting.

CERTIFICATION PURSUANT
TO 18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with the Quarterly Report of DSI Realty Income Fund VIII (the "Partnership")
on Form 10-Q for the period ending March 31, 2014 as filed with the Securities and Exchange Commission on the date hereof (the
"Report"), I, Robert J. Conway, President of DSI Properties, Inc., General Partner of the Partnership, and performing
the functions of chief executive officer of the Partnership, certify, pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of
the Sarbanes-Oxley Act of 2002, that:

(1) The Report fully complies
with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

(2) The information contained
in the Report fairly presents, in all material respects, the financial condition and result of operations of the Partnership.

/s/ ROBERT J. CONWAY

Robert J. Conway
President of DSI Properties, Inc.,
General Partner (chief executive officer)
May 15, 2014

EXHIBIT 32.2

CERTIFICATION PURSUANT
TO 18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with the Quarterly Report of DSI Realty Income Fund VIII (the "Partnership")
on Form 10-Q for the period ending March 31, 2014 as filed with the Securities and Exchange Commission on the date hereof (the
"Report"), I, Richard P. Conway, Executive Vice President of DSI Properties, Inc., General Partner of the Partnership,
and performing the functions of chief financial officer of the Partnership, certify, pursuant to 18 U.S.C. 1350, as adopted pursuant
to 906 of the Sarbanes-Oxley Act of 2002, that:

(1) The Report fully complies
with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

(2) The information contained
in the Report fairly presents, in all material respects, the financial condition and result of operations of the Partnership.

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